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Home My WebLink About2008-10-01; Planning Commission; ; PUD 06-13A - ROBERTSON RANCH PA17The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: October 1, 2008 ltemNo. 0 Application complete date: June 6, 2008 Project Planner: Barbara Kennedy Project Engineer: Jeremy Riddle SUBJECT: PUD 06-13(A)-ROBERTSON RANCH PA 17-Request for a determination that the project is within the scope of the previously certified Robertson Ranch Master Plan Final Program EIR and that the Program EIR adequately describes the activity for the purposes of CEQA; and approval of a Planned Development Permit Amendment for building elevations and plotting for the development of 109 single-family detached homes within Planning Area (PA) 17 of the East Village of the Robertson Ranch Master Plan, generally located north of Cannon Road and west of College Boulevard in Local Facilities Management Zone 14. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6481 APPROVING Planned Development Permit Amendment PUD 06-13(A) based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant is requesting approval of a Planned Development Permit (PUD) Amendment for the architecture and plotting for 109 dwelling units on 28.22 acres in PA 17 within the East Village of the Robertson Ranch Master Plan (MP). · The lots for this planning area were created through Tentative Map (TM) CT 04-26 and Planned Development Permit PUD 06-13 which was recommend for approval by the Planning Commission on October 3, 2007 and approved by the City Council on November 6, 2007. Tentative Map CT 04-26 included the grading and subdivision of Robertson Ranch Planning Areas 16, 17 and 18 into 304 residential lots, 5 recreation area lots and 22 HOA lots. Planned Development Permits were required for these planning areas since the residential lot sizes are less than 7,500 square feet (sf). Pursuant to Section V .F .4 of the MP, architecture and plotting requires approval of a PUD Amendment by the Planning Commission. The proposed residences are a mixture of one and two-story homes, consisting of four different floor plans, with living areas ranging from 2,005 to 3,287 sf. Planning Area 17 incorporates three distinct architectural elevation styles and color schemes to provide variation throughout the planning area. The development of the private recreation areas (Lots 305 and 306) and Centralized Community Recreation Area in P A 19 were approved concurrently with CT 04-26. The project complies with City standards including the MP and all necessary findings can be made for the approval being requested. . PUD 06-13(A)-ROBERTSON RANCH PA 17 October 1, 2008 Page2 III. PROJECT DESCRIPTION AND BACKGROUND Background On November 14, 2006, the City Council certified the Robertson Ranch Master Plan Final Program EIR (EIR 03-03), and approved the MP, East Village Master Tentative Map (CT 02- 16), and related applications for the Robertson Ranch project. The MP establishes the permitted uses, development standards, and design criteria for each planning area as well the method by which the MP will be implemented. Master Tentative Map CT 02-16 established the boundaries of the various planning areas in the East Village of Robertson Ranch and CT 04-26, PUD 06-12, PUD 06-13, and PUD 06-14 subdivided PAs 16, 17 and 18, respectively, into single-family residential lots and HOA lots. Final Maps have been approved for both CT 02-16 and CT 04-26, grading and improvement plans have been approved, and construction is presently underway. Project Description The development proposal consists of the review of the architectural design and plotting for P A 1 7 located in the East Village of Robertson Ranch. The MP allows for a delayed review of architecture and plotting through a PUD Amendment. Pursuant to the MP, four different floor plans (inclusive of a modified Plan l(Plan IX)) are being proposed. The plans incorporate three distinct architectural styles for each plan and a number of different color schemes to provide variation throughout the project. The following description and table outlines the square footage and building styles. P A 17 is generally located north of Cannon Road, west of College Boulevard, and south of an open space preserve area. The 28.22 acre site is subdivided into 109 single-family residential lots with a minimum lot size of 5,000 sf, 10 HOA lots, and 2 recreation area lots totaling 53,570.2 sf (gross). Recreation area Lot 306 (13,495 sf) exceeds the 10,000 sf minimum lot size for the required planning area pocket park and Lot 305 has been integrated into the design of the Centralized Community Recreation Area in PA 19. TABLE 1 -SUMMARY OF FLOOR PLANS-PA 17 PLAN 1ST 2ND LIVING GARAGE TOTAL ARCHITECTURAL NO. FLOOR FLOOR AREA SQ. FT. BLDG. STYLES SQ. FT. SQ. FT. SQ. FT. SQ. FT. 1 2,005 N/A 2,005 429 2,434 Mission 2 car English Country Italian Tuscany IX 2,005 660 2,665 429 3,094 Mission 2 car English Country Italian Tuscany 2 1,425 1,610 3,035 601 3,636 Mission 2 car English Country Italian Tuscany 3 1,449 1,838 3,287 694 3,981 Mission 2 car English Country Italian Tuscany PUD 06-13(A) -ROBERTSON RANCH P A 17 October 1, 2008 Page 3 To determine compliance with the provisions of the Master Plan and Planned Development Ordinance, a Major PUD Amendment is required for the development of homes in neighborhoods with minimum lot sizes of less than 7,500 square feet. The MP specifies that the Planning Commission shall be the final decision-making body (unless appealed) for any PUD amendment processed after approval of the TM, regardless of the number of units in the previously approved TM. IV. ANALYSIS The project is subject to the following land use plans, policies, programs and zoning regulations: A. Robertson Ranch Master Plan (MP 02-03), Planned Development Ordinance (CMC Chapter 21.45), City Council Policy 44, and City Council Policy 66. The recommendation for approval of this project was developed by analyzing the projects' consistency with the standards contained in the Robertson Ranch Master Plan, the Planned Development Ordinance, and City Council Policies 44 and 66. The project complies with these standards as discussed in detail in the section below. A. Robertson Ranch Master Plan (including Planned Development Ordinance, City Council Policy 44, and City Council Policy 66) The Robertson Ranch Master Plan provides a framework for the development of vacant properties within the Master Plan area to ensure the logical and efficient provision of public facilities and community amenities for future residents. Planning Area 17 was subdivided into residential lots through CT 04-26 and PUD 06-13 and compliance with the Master Plan and Planned Development standards relating to the subdivision were analyzed at that time. Previously approved features include project density, lot size, street design, trail system, pocket parks, community recreation area, affordable housing, and RV storage. The PUD Amendment reviewed herein focuses only on the standards and criteria related to the architectural design and plotting of the residences in P A 17. In addition to the Master Plan requirements, this includes all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the Planned Development Ordinance (CMC Chapter 21.45) and City Council Policies 44 and 66, except as modified by the Robertson Ranch Master Plan. The staff report Attachments 7 through 10 demonstrates the projects' compliance with all of the applicable requirements of Table C and D of the Planned Development Ordinance and City Council Policies 44 and 66. Additionally, the proposed architectural design and plotting layout meets or exceeds all of the unique development standards of the Master Plan and the Special Design Criteria for P A 17 as outlined in Table 2. PUD 06-13(A)-ROBERTSON RANCH PA 17 October 1, 2008 Page4 TABLE 2 -COMPLIANCE WITH THE SPECIAL DESIGN CRITERIA OF THE ROBERTSON RANCH MASTER PLAN Standard Requirement Proposed Maximum Single-story and modified single-story: 49.4% or less lot coverage Lot Coverage Maximum 60% of the net pad area. Two-story: Maximum 45% of the net pad 43.5% or less lot coverage area. *This coverage shall include balconies and second-story decks. *Porches or covered entryways with no livable space above the porch or entryways are exempt from lot coverage requirements regardless of size or dimensions. Modified single-story: The livable space on 24.6% of first floor area the second floor shall not exceed 25% of the first floor lot coverage. Rear Yard 1 0 feet minimum 10.8 feet or greater Setback Side Yard 5 feet minimum 5 feet or greater Setback Private Rear Single-story or modified single-story: Minimum 15 feet x 15 feet Yard 15 feet x 15 feet ofuseable rear yard Private Rear Two-story: 18 feet x 18 feet of useable rear Minimum 18 feet x 18 feet Yard yard Structural College Blvd.: 40 foot structural setback . College Blvd.: 40 feet or greater Setbacks from right-of-way from Arterial Roadways Storage Required storage space may include the Plan 1 and 1 X: 400 cu. ft. of Space space within the garage: 392 cu. ft. min. overhead storage space Plan 2: 176 sf floor area within the garage shown as a non-standard tandem parking space Plan 3: 177 sf floor area within the garage shown as a non-standard tandem parking space Building One-story: 15 feet to plate line and 20 feet All DUs have a minimum 3:12 Height maximum building height. roof pitch. Plan 1: approx. 9.5' plate height Two-story: 30 feet and two stories with a Plan 1A: 16'-8" to 20'(1-story) minimum roofpitch of3:12. Plan 1XA: 22'-8" to 23'-11" Plan 2: 24' -8" to 25 '-2" Plan 3: 25' to 27' -9" PUD 06-13(A)-ROBERTSON RANCH PA 17 October 1, 2008 Page 5 TABLE 2 -COMPLIANCE WITH THE SPECIAL DESIGN CRITERIA OF THE ROBERTSON RANCH MASTER PLAN CONTINUED Standard Requirement Proposed East Village Compliance wjth the landscape theme tree Developer-installed planting is Landscape and plant varieties. proposed within the front yards of Concept & the residences within P A 1 7. The Plant Palette Conceptual Landscape Plans comply with the MP theme tree and plant varieties. Special P A 17: Provide a supplemental Acoustical The project is conditioned to Design Analysis comply with the noise mitigation Criteria measures recommended in the Robertson Ranch Planning Area 17 Final Noise Analysis, Urban Crossroads, December 4, 2007, to ensure that the interior noise level for the residential structures does not exceed the City of Carlsbad's 45 dBA interior noise standard, including, but not limited to, upgraded windows for residences located on Lots 85, 86 and 87. Each PUD shall be designed with unique P A 17 has been designed with floor plans and architectural design. unique floor plans and building designs that comply with the Robertson Ranch design guidelines. At least 20% ofthe homes in each PA shall Single-story: 16.5% be designed as single-story, or alternatively, Modified single-story: 11.9% a total of 25% of the homes shall be designed as either single-story or modified single-story provided that no fewer than 15% of the homes are single-story. *Single-story and modified single-story shall be considered as two separate floor plans. Modified single-story: Minimum 60% of Plan IX: the roof area shall be single-story. Single-story roof area: 73% Livable space on the second floor shall not 2nd story element: 24.6% of 1st exceed 25% of the first floor and shall be floor. centrally located. Doors, porches, balconies and walkways 1 00% of the homes have a front should face the streets to promote social door or entryway that is clearly interaction. 75% of the homes must have a visible from the street. front door that is clearly visible from a street or courtyard. PUD 06-13(A) -ROBERTSON RANCH P A 17 October 1, 2008 Page 6 TABLE 2 -COMPLIANCE WITH THE SPECIAL DESIGN CRITERIA OF THE ROBERTSON RANCH MASTER PLAN CONTINUED Standard Requirement Proposed Special Porches shall have a minimum depth of 6 Covered front porches and open Design feet and a minimum width of 1 0 feet. courtyards have a min. depth of 6 Criteria feet and a min. width of 1 0 feet. Building elevations visible from the All of the residences in P A 17 surrounding roadways shall feature have been designed with upgraded enhanced elevations. rear elevations. Residences with enhanced side elevations are plotted in instances where the side elevations are visible from surrounding roadways or open space areas. The Master Plan requires that the Centralized Community Recreation Area in P A 19 shall be constructed concurrently with development of any market-rate units in the East Village. The Site Development Plan for P A 19 (SDP 06-06) was approved in conjunction with the subdivision map for PAs 16, 17 and 18 and helps to satisfy, in part, the active recreation requirement for PAs 16 through 21. Conditions were included for P A 19 to ensure that Phase I is constructed prior to the occupancy of the first market-rate units within the MP. Additionally, the conditions of approval for PUD 06-13 include requirements to ensure that the pocket park on Lot 306 is completed prior to occupancy of the adjacent units and that Lot 305 shall be improved with Phase II of the Community Recreation Center in P A 19. Phase II will be completed prior to occupancy of the residences that abut the recreation area located within Lot 305, or, prior to the 1 OOth occupancy of any of the market-rate units within the East Village of Robertson Ranch. The developer proposes to install landscaping within the front yards of each residence. The . conceptual landscape plans have been reviewed to ensure consistency with the MP. However, because front-yard landscaping is an optional element, subsequent submittal of landscape and irrigation plans is not required. The proposed project is located within Local Facilities Management Zone 14 in the northeast quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards was analyzed and evaluated at the time of approval of EIR 03-03 and CT 04-26. V. ENVIRONMENTAL REVIEW The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA). Staff has analyzed the project and has concluded that no potentially significant impacts would result with the implementation of the project that was not previously examined and evaluated in the certified Final Program Environmental Impact Report for the Robertson Ranch Master Plan CEIR 03-03), dated April 2006, BRG Consulting, Inc. EIR 03-03 evaluates the potential environmental effects of the development and operation of the "Robertson Ranch Master Plan" and associated actions inclusive of the proposed residential neighborhood project reviewed here. PUD 06-13(A) -ROBERTSON RANCH P A 17 October 1, 2008 Pa e 7 The City Council certified EIR 03-03 on November 14, 2006. At that time, CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program were approved. The EIR 03-03 "Findings of Fact and Statement of Overriding Considerations" applies to all subsequent projects covered by the Robertson Ranch Master Plan Final Program EIR. All mitigation measures contained in the adopted Mitigation Monitoring and Reporting Program from EIR 03-03 applicable to the proposed project have been completed, incorporated into the project design, or are required as conditions of approval for the project or for the previously approved East Village Master Tentative Map (CT 02-16) and Tentative Subdivision Map for the Planning Areas 16, 17 and 18 (CT 04-26). All mitigation required for the grading plan and the Final Map for CT 02-16 and CT 04-26 to permit grading of the project area have been applied. Mitigation measures for the single-family residential housing project in P A 17 required preparation of a supplemental acoustical analysis. The acoustical analysis identified that in addition to the 6 to 10-foot high noise barrier that will be installed on College Boulevard, additional noise mitigation measures are required to ensure that the interior noise level for the residential structures does not exceed the City of Carlsbad's 45 dBA interior noise standard. These mitigation measures include, but are not limited to, upgraded windows for residences located on Lots 85, 86 and 87. The project has been conditioned to comply with the noise mitigation measures recommended in the Robertson Ranch Planning Area 17 Final Noise Analysis, Urban Crossroads, December 4, 2007. The proposed project would have no effects beyond those analyzed in the program EIR, as it is a part of the program analyzed earlier. This project is within the scope of Final Program EIR 03-03 and no further CEQA compliance is required. EIR 03-03 is available for review at the Planning Department. ATTACHMENTS: 1. Planning Commission Resolution No. 6481 (PUD 06-13(A)) 2. Location Map 3. Disclosure Form 4. Background Data Sheet 5. Local Facilities Impact Assessment 6. Robertson Ranch Master Plan Land Use Plan 7. Table C 8. TableD 9. City Council Policy 44 Compliance Table 10. City Council Policy 66 Compliance Table 11. Reduced Exhibits 12. Full Size Exhibits -"A" -"K" and 11" x 17" and Architectural Exhibits -"L" -"QQ" dated October 1, 2008 SITE MAP Rancho Carlsbad • N NOT TO SCALE Robertson Ranch PA 17 PUD 06-13(A) '' .·:.:• .. -• __ C_.;;;..._~i_t__,y~_·O_:_fl,muaP~,m;a;.al"a·af~,li!!l,~~.srmPmat~•·m~acom,da" DISCLOSURE STATEMENT Appllcanfs statement or disclosure of certain ownership inter8st8 on aH appDcaUona which will require · discretion action on the part of the City Council or any appointed Board, Commission or Committee. The foDowing information MUST be d}sdosed at the Ume of application submiUal. Your project cannot be reviewed until this Information Is completed. Please prinL 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of & persons having a financial Interest In the application. If the applicant Includes a corporation or oartnershfp. Include the names, tile. addlesses of all Individuals owning more than ·10% of the shares. If NO INDMOUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a oubBcJy-owned corporation. lnclude the names. titles, and addresses of the corporate officers. (A separate page may be attached If ~ry.) Person Brookfield Tamarack LLC Corp/Part--.,_N_/ A _______ _ ~~ ~~--------------------Ad~ AddreM--., ________________ _ 2. OWNER (Not the oWner's agent) Provide the COMPLETE. LEGAL names and addresses of & persons having any ownership• Interest In the property involved. Also, provide the nature of the legal ownership (I.e, partnership, tenants In common, non-profit. corporation. etc.). If the ownership Includes a comoraJ!on pr partnerahip. Include the names, title, addresses of afJ Individuals owning more than 10% of tha shares. IF NO INDIVIDUALS OWN MORE 1liAN 10% OF THE SHARES, PLEASE INDICATE. :NON-APPUCABLE (NIA) IN THE SPACE BELOW. Jf a oubJ!c!y-owned corporation. Include the names, titles, and addresaes of the corporate offtcera. (A separate page may be attached if necessary.) Person Calavera Hills II LLC N/A ~~·-----.------------------True __________________ __ nUe __________ ,_,_ ____ _, ____ _ ~~·-----------------Add~·--------------------- 1635 Faraday Avenue • C8119bad, CA 92008-7314 • (760)602-4&00 • FAX (760)802-BS59 • www.cl.cartabacl.ca.us • .· 3. NON-PROFIT ORGANJZA TJON OR TRUST lf any person Identified pursuant to {1) or (2) above is a nonprofit organization or a trust. Jist the names and addresses of A!:£! person serving as an officer or cfnclor of the ~d .organization or as trustee or benefiCialy of the. · Non ProfJt/Trust Non Profit/Trust._ ______ _ TWe. ____________________ _ Ad~~-----------T~e~-----------------Add~~---------------- 4. Have you had more than $500 worth of bUsiness transacted with any member of City staff. Boards, Commissions, Committees and/or CouncU within the past twelve (12} months? 0 Yes [!]No If yea, please Indicate person(s):. _______ _ NOTE: Attach additional sheets If necessary. I certify that aU the above infonnatlon is true and correct to the best of my knowledge. .Sign· .... ~ ..... "'"'' By: Br kfield Jamarack LLC,Member Calavera Hills II LLC Print or type name of owner ~E.Dale Gleed. VP By: okfield Tamarack LLC. Member Calavera Hills II LLC Print or type name of appbnt Signature of owner/applicant's agent if appRcableldate Print or type name of owner/applicant's agent H:ADMlN\COUHl"ERIDISClOSURE STATEMENT 12106 Page2of2 CERTIFIED TRUE COPY OF CORPORATE RESOLUTION (Calavera Hills II LLC) . WHEREAS, Brookfield Tamarack LLC, a Delaware limited liability 'company ("Brookfield"), and McMillin Companies, LLC, a Delaware limited liability company ("McMillin"), were the members of the Company, and WHEREAS, McMillin was the managing member of the Company and has been executing any and all documents, agreements and any addenda and amendments thereto ("Documents"), and WHEREAS, it is the best interest of the Company for McMillin to transfer · management and to sell its membership interest in the Company to Brookfield; NOW, THEREFORE, BE IT RESOLVED, that the Company authorizes Brookfield to execute all Documents including any addenda and amendments thereto, which shall bind the Company in all such respects. RESOLVED FURTHER, 'that the officers of Brookfield are, and each ·· officer individually js, hereby authorized, empowered and directed, in the name and on behalf of the Company as the Managing and sole member of the LLC, to take or cause to be taken, any and all actions not inconsistent with these resolutions, including without limitation, the approval, negotiation, execution, acknowledgment, filing, amendment and delivery of any and aU papers, certificates, agreements and documents as such officer may deem necessary or advisable to carry out the purposes and intent of the foregoing resolutions. RESOLVED FURTHER, that all actions taken and all instruments, documents and agreements executed by the officers or authorized representatives of the Company prior to the date of adoption of the foregoing resolutions are, in all respects, authorized, approved and ratified as acts and deeds of this Company. The undersigned Member hereby certifies that the execution and delivery by the Company of the transactions described jn these Resolutions will not result in any breach, violation or default under, or be in· conflict with, any of the terms and provisions of the governing documents of the Company, or any other contracts, agreements or other obligations of the Company. The undersigned Member hereby certify that no consent, approval or authorization of any governmental authorities is required in com1ection with the execution and delivery of the documents relating to the transactions described in the Resolution. l I i i I I I I I I I I I I I I This is to certify that the foregoing is a true copy of a resolution adopted by Calavera Hills II LLC, a Califomi~ limited liability company, on the 22nd day of April, 2008, and that such resolution is still in full force and effect unamended. In witness whereof, I have hereunto signed my name as Secretary of Brookfield Tamarack LLC, managfug and sole member of Cal avera HiJis II LLC, this 22nd day of April, 2008. E)iZabethiepeda, Secretary CERTIFIED TRUE COPY OF CORPORATE RESOLUTION (Brookfield Tamarack LLC) ELECTION OF OFFICERS i' RESOLVED, that the following persons are duly elected to serve as the officerS of the Company by the Board of Managers or until the election and qualification oftheir respective successors or their earlier resignation or removal: STEPHEN P. DOYLE LARRYN. CORTES E. DALE GLEED DAVID R. POOLE ELIZABETH ZEPEDA WILLIAM B. SEITH R. CASEY SCHNOOR Pre.sident Chief Financial Officer and Vice President Vice President Vice President Secretary Assistant Secretary Assistant Secretary RESOLVED FURTHER, that the Acceptance of each Officer is attached hereto as EXHIBIT "A". RESOLVED FURTHER, that except when otherwise authorized or directed by the Board of Managers, or by law, the officers of the Company are authorized to execute, acknowledge and deliver any and all instruments of writing, including but not limited to, subdivision maps, contracts, agreements for purchase and sale, leases, deeds, notes, security instruments and such other documentation necessary or appropriate in the ordinary course of business of the Company. Unless specifically authorized by the Board of Managers to the contrary, any and all subdivision maps, contracts, agreements for purchase and sale, .leases, deeds, notes, loan agreements, partnership agreements and security instruments, other than contracts involving amounts of less than $100,000 and deeds for the sale of a single family residence, shall require the signature of two officers of the Company. RESOLVED FURTHER, that no contract or obligation involving the transfer of a substantial right in any major asset of the Company shall be signed without prior approval of the Board of Managers or any committee thereof duly authorized to give such approval. This is to certify that the foregoing is a true copy of a resolution adopted by the Board of Managers of Brookfield tamarack LLC, a Delaware limited liability company, on the 14th day of Mar~h. 2008, and that such resolution is still in full force and effect un.amended. In witness whereof, I have hereunto signed my name as Secretary of Brookfield Tamarack LLC, this 22nd day of April, 2008. '>) .. ~~~~ Elizabeth Zepeda, Secretary I I I BACKGROUND DATA SHEET CASE NO: PUD 06-13(A) CASE NAME: ROBERTSON RANCH PA 17 APPLICANT: Brookfield Tamarack LLC REQUEST AND LOCATION: A request for approval of a Planned Development Permit Amendment for building elevations and plotting for the development of 109 single-family detached homes within Planning Area 17 of the East Village of the Robertson Ranch Master Plan on property generally located north of Cannon Road and west of College Boulevard in Local Facilities Management Zone 14. LEGAL DESCRIPTION: Lots 1 through 43 inclusive; Lots 64 through 88 inclusive; Lots 100 through 116 inclusive; Lots 141 through 159 inclusive; and Lots 190 through 194 inclusive; per Map No. 15682, filed in the office of the County Recorder of San Diego County as File No. 2008-0192971 on April11, 2008 APN: Portion of 168-050-4 7 Acres: 28.22 acres Proposed No. of Lots/Units: 109 units GENERAL PLAN AND ZONING Existing Land Use Designation: Medium Density Residential (RM) Proposed Land Use Designation: ~N"""'/ A=-=---------------------- Density Allowed: 4-8 dulac Density Proposed: ....:..4:....:.4~d::.:ul::..:a=-=c~------- Existing Zone: P-C (underlying zone: RD-M) Proposed Zone: .:....N:.:...:/A:....:...._ _________ _ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use (underlying zone designation ) Site P-C (RD-M) RM Vacant North P-C(OS) OS Open Space South P-C (RD-M) RMH Vacant/future detached condominiums East P-C (RD-M) RM Vacant/future small-lot SFR West P-C (RD-M) RM Vacant/future small-lot SFR Revised 0 I /06 LOCAL COASTAL PROGRAM Coastal Zone': D Yes I:8J No Local Coastal Program Segment: .:....N:..:...:/ Ao....:..__ ______ _ Within Appeal Jurisdiction: D Yes I:8J No Coastal Development Permit: D Yes I:8J No Local Coastal Program Amendment: DYes I:8J No Existing LCP Land Use Designation: N/A Existing LCP Zone: .:....N:..:...:I A~------ Proposed LCP Land Use Designation: ;:....:N.:...::./ A-=---- Proposed LCP Zone: .:....:N"--'/A~-------- PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: .:::::Cc.:::ar!.-"1"'-'sb:<:::a:o::d'---------,-- Equivalent Dwelling Units (Sewer Capacity): ..!..1~09::.....=E:.=D:...::U~-------------- ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption, ______________________ _ D Negative Declaration, issued ____________________ _ 1:8:1 Certified Environmental Impact Report, EIR 03-03, dated November 14, 2006 D Other, ------------------------------------------ Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: Robertson Ranch PA 17-PUD 06-13(A) LOCAL FACILITY MANAGEMENT ZONE: 14 GENERAL PLAN: =-=R=M=---------- ZONING: P-C (underlying zone: RD-M) DEVELOPER'S NAME: Brookfield Tamarack LLC ADDRESS: 12865 Pointe Del Mar, Ste 200 Del Mar, CA 92014-3859 PHONE NO.: 619-794-1252 ASSESSOR'S PARCEL NO.: Portion of 168-050-47 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 28.22 acres, 109 DUs ESTIMATED COMPLETION DATE: .:::;unkn==o=w=n ______________ _ A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Library: Demand in Square Footage= 378.96 sq. ft. Demand in Square Footage= 202.11 sq. ft. Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) 109 EDU 0.76 acres 1.84 CFS (East Village) Basin B 1 090 ADT Fire: Served by Fire Station No.= .::..3--=a=nd~5 ___ _ Open Space: Schools: Acreage Provided = Provided throughout Master Plan CUSD E = 25.50 I Middle= 12.76 I HS = 15.72 Sewer: Demands in EDU 109 EDU Identify Sub Basin= -=-14...:..::A--=------- (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 0.024MGD L. The project is 0 units below the Master Plan Dwelling unit allowance. <MIW..LTOTAlj E::::J I"'"""' ~;.,<llo,-,.. '""''' [<,.,,<J.v,. ~ ero,<loM•'"'~~"·r.t l><'"<ll~tr!t.rri'or"'Ma;> PA2' RVStor.tge MHH~R PLHN ,,,121, MAXIMUM RESIDENTIAL UNIT ALLOCATION PRUf'U';ED PROJECT Ea5t Village 469 West Village 653 Tot<![ Robertson Ranch 1,122 \ PAS 9~~7fM1~· 25Du's 10,000 SF. Lots P~OPOS£0 PI:OJECl .... nt-1 PAs 13 & 14 AlTfii.NATM Us£*• 483 671 1,154 PA 13 and 14 Alternative Use NOTES: PA23F 2.3GrouAC. Open Sp.a~ "ALTERNATIVE USES AVAILABLE-SEE TEXT "*SEE TEXT FOR DISCUSSION il~ 'r-:t;~"~ FiGURE No. 11-4 MASTER PLAN LAND UsE PLAN PAGE 11-12 Standard Density Arterial Setbacks Building Setbacks Permitted Intrusions into Setbacks Visitor Parking On Private!Pu blic Streets Driveways Private Streets ROBERTSON RANCH P A 17-PUD 06-13(A) -TABLE C PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLEC:GENERALDEVELOPMENTSTANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Requirement Per the underlying General Plan designation. When two or more General Plan Land Use designations exist within a planned development, the density may not be transferred from one general plan designation to another without a general plan amendment. All dwelling units and accessory structures adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial Major Arterial Secondary Arterial Carlsbad Boulevard 50 Feet 40 Feet 30 Feet 20 Feet An average of 50% of the required setback area that is located closest to the arterial shall be landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials. Project perimeter walls shall not be located in the landscaped buffer. The landscaped buffer shall contain a minimum of one 24" box tree for every 30 lineal feet of street frontage. This arterial landscape setback shall be commonly owned and maintained by the homeowners' association. All setbacks shall be measured from the property line, from the back of sidewalk or from the edge of the project driveway, whichever is closest to the structure. Projecting architectural features, which do not increase the useable living area of a dwelling unit, (including, but not limited to, cornices, eaves, belt courses, sills, buttresses and fireplaces) may intrude up to 2 feet into required building setbacks. I. 10 units or less: 1 space for each 2 units or fraction thereof. 2. II units or more: 5 spaces for the first I 0 units, plus 1 space for each 4 units above 10. 3. Housing for senior citizens: 1 space for each 5 units. 4. In cases where a fractional parking space is required, the required number of spaces shall be rounded to the nearest highest whole number. Visitor parking may be provided: (I) along both sides of a minimum 34-foot wide private/public street; or (2) in perpendicular bays. When visitor parking is provided on-street, not less than 24 lineal feet per space, exclusive of driveway entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway aprons, then 20 lineal feet may be provided. Visitor parking must be provided in parking bays. Minimum 34 feet wide (curb-to-curb) with parkways (minimum 5.5' wide) and sidewalks (minimum 5' wide) on both sides of the street. 1 Compliance Comment Master Plan allows 109 DUs in PA 17. 109 DUs are proposed. 40 foot minimum building setbacks are maintained from College Boulevard. A minimum of 20 feet of landscape area is provided from the College Blvd. r.o.w. and the perimeter wall. Landscaping along the arterial roadways and within the parkways of the residential subdivision were previously reviewed in conjunction with the Master Tentative Map (CT 02-16) and the Tentative Map for PA 16, 17 and 18 (CT 04-26) within the East Village of Robertson Ranch. All setbacks are measured from the property line. The only intrusions into required setbacks are decorative shelves and the intrusions do not exceed 2 feet. 30 visitor spaces required. 181 visitor parking spaces are provided on the public streets. (see above) N/A N/A ROBERTSON RANCH PA 17-PUD 06-13(A)-TABLE C Public Streets Minimum 34 feet wide (curb-to-curb) with parkways All streets, except cul-de-sac streets, are 34 feet wide with 7 foot wide parkways (minimum 7' wide) and sidewalks (minimum 5' wide) on and 5 foot wide sidewalks on both sides both sides of the street. of the street. Parkways with Minimum 5.5 feet wide parkways are required along both The street tree plan was approved as part Street Trees sides of private streets. For small-lot, single-family and two-ofCT 04-26/PUD 06-13. family projects, a minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. For multi-family projects, street trees shall be spaced no further apart than 30 feet on center within the parkway. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Driveway I. Minimum 24 feet wide with no parking permitted in travel N/A (Project) way. 2. Additional width may be required for maneuvering area in front of garages, carports or uncovered parking spaces or to provide transition to a driveway approach. 3. No more than 20 single-family/two-family dwelling units shall be located along a single-entry driveway. 4. Parkways/sidewalks may be required. 5. Driveways in motor courts shall be constructed of concrete. 6. All driveways/motor courts shall be accented with enhanced pavement treatment. Dwelling Unit All dwelling units shall be set back a minimum of 5 feet from N/A Setback from open parking areas. Open Parking Screening of All open parking areas shall be screened from adjacent N/A Parking Areas residences and public rights-of-way by either a view- obscuring wall or landscaping. 2 Community Recreational Space Recreation Area Parking Lighting Utilities ROBERTSON RANCH PA 17-PUD 06-13(A)-TABLE C All projects of more than 10 dwelling units shall provide 200 P A 17 contains two recreation area lots square feet of centralized, community recreational space per with a gross area of 53,570.2 sf. unit. Projects with 25 or fewer units shall provide passive or 21,800 sf of recreation area is required active recreation facilities. Projects with more than 25 units with a minimum of 16,350 sf of active shall provide both passive and active recreational facilities recreation facilities. 9,095 sf of active with a minimum of75 percent of the area allocated for active recreation area is provided onsite with the facilities. Projects of more than 50 units shall provide balance of the active recreation area recreation facilities for a variety of age groups. Examples of requirement being provided within P A 19 recreation facilities include, but are not limited to, the and Lot 305 which has been incorporated following: into the design of P A 19. All recreation Active: Swimming pool with cabana, children's playground equipment, spa, tennis court, racquetball court, volleyball court, basketball court, recreation rooms or buildings, horseshoe pits, pitch and putt, grassy play areas a minimum of 100 feet by 100 feet and any other facility deemed by the planning director to satisfy the intent of providing active recreational facilities. Passive: Benches, barbecues, community gardens or grassy play areas with a slope of less than 5%. 1. Credit for indoor recreation facilities shall not exceed 25% of the required centralized community recreation area. 2. Required recreation areas shall not be located in any required front yard and may not include any driveways, parking areas, walkways, storage areas, or any slopes of 5% or greater. 3. For single-family or two-family projects of 50 units or more, at least 25 percent of the common recreation space must be provided as pocket parks. Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially "T-intersections") and where open space vistas may be achieved. Note: These community recreational space requirements shall not apply to housing for senior citizens (re(er to Chapter 21.84 of this code for common area requirements for housing for senior citizens). , 1 space for each 15 residential lots or fraction thereof for lots located more than 1 ,000 feet from a centralized community recreation center lot. Note: Housing for senior citizens is not required to be provided with recreation area parking. Lighting adequate for pedestrian and vehicular safety shall be provided. Separate utility systems shall be provided for each unit. 3 areas were previously approved as part of CT 04-26/PUD 06-14. 30 residences in the East Village of Robertson Ranch are located more than 1000feetfromPA 19(4inPA 17). 2 spaces are required. 6 spaces and 1 HC space are provided .. Street and pedestrian lighting was reviewed and approved as shown on DWG 453-8 (Street Imp.) and DWG 458- 8L (Landscape) for streets and pedestrian paths. These plans meet the safety requirements for this standard. Each unit has its own sewer, water and dry utility. ROBERTSON RANCH PA 17-PUD 06-13(A)-TABLE C Recreational 1. Required for projects with 25 or more units! 8,180 sf ofRV Storage (not including Vehicle Storage 2. 20 square feet per unit exclusive of area required for driveway access, tum-around area or driveways and approaches. visitor parking) will be provided in P A 22 3. Developments located within master plans or to satisfy the RV storage requirements for residential specific plans may have this requirement PAs 14, 16, 17, 18 and 21. met by the common RV storage area provided by the master plan or residential specific plan. 4. The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be landscaped to screen vehicles to the maximum extent feasible. Note: Housing for senior citizens is not required to be provided with recreational vehicle storage. If no RV storage is provided for housing for senior citizens, the CC&Rs for the project shall clearly specify that RV storage is not available. Storage Space 480 cubic feet of separate storage space per unit. If all 392 cu. ft. of storage will be provided storage for each unit is located in one area, the space may within each garage. Plans 1 & IX have be reduced to 392 cubic feet. This space shall be overhead storage and Plans 2 & 3 have separately enclosed for each unit and be conveniently extended garage space located within the accessible to the outdoors. The space may be designed as garage to meet the minimum storage an enlargement of the required covered parking structure requirement. provided it does not extend into the area of the required (see Table 2 of the staff report for more parking stall. This requirement is in addition to closets detail) and other indoor storage areas. Antennas Each project shall have a master antenna and/or a cable P A 17 is served by a commercial cable television hookup. Antennas are permitted subject to the system. The system provider is Time provisions of Chapter 21.53 of this code and any Warner. applicable federal regulations. 4 ROBERTSON RANCH PA 17-PUD 06-13(A)-TABLED PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLED: SMALL-LOT, SINGLE-FAMILY AND TWO-FAMILY DWELLING DEVELOPMENT STANDARDS Standard Requirement Compliance Comment Livable Must comply with city council Policy 66, Principles for the This Project complies with Neighborhood Development of Livable Neighborhoods. Pulicy 66. Policy See Policy 66 Table Architectural Must comply with city council Policy 44, Neighborhood This Project complies with Requirements Architectural Design Guidelines. Policy 44. See Policy 44 Table Minimum Lot 1. Single-family: 5,000 square feet; except that lots sizes less 1. Pursuant to the Master Size or Exclusive than 5,000 square feet to a minimum lot size of3,500 Plan, all lots in P A 17 Use Area square feet may be used when the site has a general plan must have a minimum lot designation of RMH and when unique circumstances such size of 5,000 square feet. as one of the following exists: Lot sizes were approved with CT 04-26/PUD 06-13 a. The project is for lower income or seniors housing; and range in size from b. The site is located west oflnterstate 5; 5,000 to 9,522 square feet. c. The dwelling units are designed with alley-loaded garages; or d. The site is either located contiguous to a Circulation Element roadway or within 1200 feet of a commuter raiVtransit center, commercial center or employment center. 2. Two-family: 3,750 square feet when developed as a twin 2. N/A home; 7,500 square feet when developed as a duplex. Maximum Lot 1. 2 story homes-Lots equal to or greater than 5,000 square 1. The PD requirements are Coverage feet, 40% of the net pad area; lots less than 5,000 square superseded by the feet, 50% of the net pad area. Robertson Ranch Master Plan (MP) requirements. All two-story homes, regardless of size, are designed with a lot coverage less than or equal to 45% of the net pad area, including balconies and second- story decks. 2. 1 story homes-60% of the net pad area. 2. All single story and modified single story homes are designed with a lot coverage less than or equal to 60% of the net pad area. At the modified single-story, the livable space on the second floor does not exceed 25% of the first floor lot coverage . . See plans for individual lot coverage. 3. Porches with no livable space above the porch and porte-3. In accordance with the MP cocheres no more than 20 feet in width and 6 feet in depth requirements, porches or are exempt from lot coverage requirements. covered entry ways with no livable space above the porch or entry way are exempt from lot coverage requirements regardless of size or dimensions. 1 ROBERTSON RANCH PA 17-PUD 06-13(A)-TABLED Minimum Lot 1. Single-family on lots equal to or greater than 5,000 square 1. Lot widths were approved Width (I) feet: 50 feet. as part of CT 04-26/PUD 06-13 with a minimum lot size of 5,000 SF and a minimum lot width of 50 feet, except for homes located on sharply curved streets or cui-de-sacs. 2. Single-family on lots less than 5,000 square feet: 40 feet, 2. NA 35 feet on cul-de-sac. 3. Two-family: 35 feet when developed as a twin home; 70 3. NA feet when developed as a duplex. Maximum Maximum 30 feet and two stories if a minimum roof pitch of In accordance with the Building Height 3/12 is provided or 24 feet and two stories ifless than a 3/12 Robertson Ranch Master Plan roof pitch. (MP) requirements, single story homes have a minimum roofpitch of3:12 and comply with the maximum building height of 20 ft. All two story homes have a minimum roof pitch of 3/12 and comply with the maximum 30 ft. building height. (See Table 2 of the staff report for more detail) Minimum Front Front porches are setback 8' Setback: min. Residences are setback 10.2' min., 16.3' average. A. From a I. Covered front porch: 8 feet. Lot I 09 has a side-entry private or 2. Residence: 12 feet average<3l, 10 feet minimum. garage (which is set back over public street 3. Side-entry garage: I 0 feet. 10' from the front setback) (2) 4. Direct entry garage: 20 feet. due to the unique configuration of the lot. B. From a 1. Residence: 8 feet, fully landscaped. Garages are setback 20' min. driveway ') "-· Garage: 5 feet. (project) 3. Garages facing directly onto a project driveway shall be NIA equipped with an automatic garage door opener. Minimum Street On sharply curved streets or cui-de-sacs: 35 feet. This Street frontages were Frontage frontage may be reduced to a minimum of 25 feet if adequate reviewed and approved with guest parking (that does not directly back onto the street) is CT 04-26/PUD 06-13. provided near the end of the cul-de-sac in parking bays or another acceptable manner. Such lots must reach a width of 35 feet at some point near the middle of the lot. Minimum Street 10 feet; 20 foot setback required for garages that face a street There are no street side yards. Side Yard side yard. Side yards are separated from Setback streets by minimum 5 foot wide landscaped HOA lots. Minimum Side 1. Two-story homes on lots with a minimum width of 60 feet PD requirements are Yard Setback and all one-story homes regardless of lot width shall have superseded by the Robertson a minimum side yard setback equal to I 0% of the lot width Ranch Master Plan. on each side. Side yard setbacks are 5 feet 2. All two-story homes on lots that are less than 60 feet wide minimum per the approved shall have a combined minimum side yard setback equal to Master Plan. 25% of the lot width with a minimum side yard setback of 5 feet. 3. Zero lot line homes may reduce one side yard setback to 0 feet provided that the other side yard setback is equal to 20% or 25% of the lot width as required herein. 2 ROBERTSON RANCH PA 17-PUD 06-13(A)-TABLED Minimum Rear 1. 20% of lot width. PD requirements are Yard Setback 2. 5 feet from rear property line. superseded by the Robertson for Garages 3. Any second story living space above a garage shall Ranch Master Plan. located on the observe a minimum 10 foot setback from the rear property Rear yard setbacks are 1 0 rear half of the line. feet minimum per the lot approved Master Plan. Recreational Space Private Rear 1. Projects of 1-10 dwelling units: 25 feet x 25 feet of The PD requirements are Yard useable rear yard with no slope gradient greater than 5 superseded by the Robertson percent. Ranch Master Plan. Single 2. Projects of more than 10 dwelling units: 18 feet x 18 feet story or modified single story of useable rear yard with no slope gradient greater than 5 homes have 15'xl5' of percent. useable rear yard and two 3. Alley-loaded projects: 15 feet x 15 feet of useable side story homes have 18' x 18' of yard with no slope gradient greater than 5 percent. useable rear yard per the approved Master Plan. Common I. Projects of more than 10 dwelling units: See General Standards, recreation Table C. Tandem Visitor Credit for one tandem visitor parking space in front of a N/A Parking Credit garage may be given for: I. Existing two-family homes that are proposed to be converted to condominiums provided that the garage is set back a minimum of 20 feet from the front property line; and 2. Single-family or two-family home lots with a driveway that is equal to or greater than 40 feet in length. Resident Two car garage (minimum 20 feet x 20 feet). All plans have two car garages Parking with a minimum of 20 feet x 20 feet clear interior dimension. 3 ROBERTSON RANCH PA 17-PUD 06-13(A)-TABLED Garages 1. On a project basis, garages for single-family or two-family home dwelling units shall be sited as follows:<4) 1. a. For a project with 3 floor plans: a.N/A i. A minimum of 3 3% of all units shall include garages that are recessed a minimum of 5 feet behind the front house fac;ade; ii. An additional33% of all units shall include garages that are located a minimum of 30 feet behind the front property line; iii. A maximum of 33% of all units may be side loaded or project 6 feet forward of the front house fac;ade provided that the garages do not exceed 50% of the total house frontage; b. For a project with 4 or more floor plans: b. i. A minimum of 50% of all units shall include garages i. All of the units have that are recessed a minimum of 5 feet behind the garages recessed a front house fac;ade; minimum of 5 feet behind the front house facade. ii. A maximum of 25% of all units may be side loaded ii. One of the units has a or project 6 feet forward of the front house fac;ade side loaded garage. provided that the garages do not exceed 50% of the total house frontage; c. No more than 20% of the total project units may include c. None of the units have three-in-a-row car garages that directly face the street. three-in-a-row car garages Three-in-a-row garages that directly face the street are defined as garages having space for three cars whether constructed as 3 one-car garages located adjacent to each other or constructed as a two-car garage separated from a one-car garage with all garage doors directly parallel to the street. The garages must have a plane change of a minimum of 18 inches between the two-car and one-car garages. This configuration must also break the roof plane with a design element such as a gable or trellis. Garages that are recessed 20 feet back from the forward- most plane of the house are exempt from this provision. Such garages may occur only when they do not exceed 40% of the width of the home along the street frontage. In special circumstances, when lots less than 5,000 square feet in size are permitted in a planned development, three-in-a-row car garages may not be used. Tandem garages are exempt from this requirement. 2. Driveways for side-loaded garages must incorporate 2. One unit has a side loaded enhanced pavement to improve appearance. garages. The building elevation facing the street is an enhanced elevation. (I) Lot w1dth IS measured 20 behmd the front property I me. (2) Setbacks are applicable to streets that include parkways and sidewalks along both sides. For existing streets without parkways, the front setback shall be as follows: Front porch-15', Residence-15' (average), 10' (minimum), Side-entry garage-10', Direct entry garage-20'. (3) The average frontyard setback is determined by adding together all of the unit frontyard setbacks (the setback for each unit should be measured from that element of each building, excluding projections, that is located closest to the front property line) and dividing that total by the total number of project units. (4) Garage standards do not apply to alley loaded projects. 4 ROBERTSON RANCH PA 17-PUD 06-13(A)-CITY COUNCIL POLICY 44 APPLICABLE FOR PROJECTS WITH 5 OR MORE HOMES CITY COUNCIL POLICY 44'-NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations 1 All residential projects shall be required to have a minimum The project has been designed with (4) number of different floor plans, different front and corresponding floor plans (a single story, a modified single matching rear elevations with different color schemes as identified story and (2) two-story) and (3) different below: elevation styles. D 2A dwelling units shall provide 1 floor plan and 2 different elevations. D 5-12 dwelling units shall provide 2 different floor plans and 2 different elevations. D 13-20 dwelling units shall provide 2 different floor plans and 3 different elevations. IZI 21 + dwelling units shall provide ? different floor plans and 3 different elevations. 2 Every house should have a coherent architectural style. All Each plan has (3) different architectural elevations of a house, including front, side and rear, should have styles, Italian Tuscany, English Country the same design integrity of forms, details and materials. and Mission. All elevations of each style include unique detailing and materials. 3 In addition to the previous requirements, design details should Each of the (3) architectural styles reinforce and enhance the architectural form and style of every incorporate at least ( 4) of the design details house and differ from other elevations of the same floor plan. A on the front, rear and street side building minimum of 4 complimentary design details, including but not facade of the house. limited to those listed below, shall be incorporated into each of the front, rear and street side building fayade( s) of the house. Design Details D Balconies IZI Decorative eaves and fascia IZI Exposed roof rafter tails IZI Arched elements D Towers IZI Knee braces D Dormers IZI Columns IZI Exterior wood elements IZI Accent materials (i.e.; brick, stone, shingles, wood or siding) 4 Floor plans in a project shall exhibit a variety of roof ridges and Roof heights range from 16'-8" up to 27'- roof heights within a neighborhood. 9". Mission and Italian Tuscany elevations have a 4:12 roof pitch, whereas the English Country elevation has a 6:12 roof pitch. A variety of roof configurations with hips, gables, etc. are used on each plan for diversity and to distinguish between elevation styles. Site Planning 5 Houses with both the same floor plan and elevation style shall not Houses with the same floor plan and occur on adjacent lots. elevation style do not occur on adjacent lots in this project. 6 Reverse floor plans shall be included where possible to add variety 54% of the units are reversed. They add to the street scene. variety to the street and allow more flexibility throughout the project. ROBERTSON RANCH PA 17-PUD 06-13(A)-CITY COUNCIL POLICY 44 Single Story Requirements 7 8 9 A minimum of 15% of the total number of homes shall be single- story structures. Single-story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. or A minimum of 10% of the total number of homes shall be single- story structures and 15% shall be reduced second story structures. A reduced second story structure shall comply with the following criteria: ~ A minimum of 60% of the roofline shall be single story; ~ A 2-story element may be added in the central portion of the front and rear elevation; and ~ The second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). or For alley-loaded product, a minimum of 20% of the homes shall be single-story for the front 20% of the home (overall depth of house times 20%). A maximum of 20% of the total number of homes are exempt from the requirement to have a single-story building edge. The remaining total number of homes shall comply with one of the following guidelines: ~ The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single-story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single-story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge. D The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. D The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. Multiple Building Planes 10 For at least 66% of the homes in a project, there shall be at least 3 separate building planes on street side elevations of lots with 45 feet of street frontage or less and 4 separate building planes on street side elevations of lots with a street frontage greater than 45 feet. Balconies and covered porches qualify as a building plane. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, porches and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet. A plane must be a minimum of 30 sq. ft. to receive credit under this section. 2 In accordance with the Robertson Ranch Master Plan (MP) requirements, the single-story homes make up 16.5% of the project meeting the min. 15% requirement. Modified single-story homes make up 11.9% of the project. • 73% of the roofline is single-story • A 2-story element sits in the central portion of the front and rear elevation • The second story element is 24.6% of the first floor area. All of the houses in this project have a single story edge or complies with #9 requirements. The modified single story (Plan IX) meets the first requirement of a min. 8 foot deep single-story building edge running the length of one side of the building. Both 2-story houses (Plans 2 & 3) meet the first requirement in that they contain courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line. All plan types (100%) within the development meet the minimum number ofbuilding planes with minimum 18" offsets between planes on the front elevation. Plan 1 = 4 planes Plan lX = 6 planes Plan 2 = 6 planes Plan 3 = 6 planes ROBERTSON RANCH PA 17-PUD 06-13(A)-CITY COUNCIL POLICY 44 11 Rear elevations shall adhere to the same criteria outlined in All plan types (100%) within the Number 10 above for front elevations except that the minimum development meet the minimum number depth between front and back planes on the rear elevation shall be of building planes on the rear elevation 4 feet. Rear balconies qualify as a building plane. with at least 4' between the forward plane and the rear plane. Plan 1 = 3 planes Plan IX= 4 planes Plan 2 = 4 planes Plan 3 = 4 planes 12 For at least 66% of the homes in a project, one side elevation shall Plans 2 and 3 comply with the offset have sufficient offsets or cutouts so that the side yard setback requirement and represent 72% of the averages a minimum of 8.5 feet. units plotted. Windows/Doors 13 At least 66% of exterior openings (door/windows) on every home 100% of the exterior openings in the project shall be recessed or projected a minimum of 2 inches (doors/windows) are either recessed or and shall be constructed with wood, vinyl or colored aluminum inset a minimum of 2" or trimmed with a window frames (no mill finishes). minimum of 2" thick foam. All windows are constructed with vinyl. 14 Windows shall reinforce and enhance the architectural form and Each elevation incorporates various style of the house through, the use of signature windows and varied window shapes, surrounds, and mullions window shapes and sizes. to bring character to each architectural style. Front Porches 15 Fifty percent (50%) of the homes shall be designed with a covered Plans 2 and 3 have front porches and front porch, open courtyard, or balcony (each with a minimum represent 72% of the plotted units. The depth of 6 feet and a minimum area of 60 square feet) located at the front porches meet the minimum depth of front of the dwelling. The minimum depth for a covered front porch 6' and width of 10' per the Robertson shall be measured from the front fa9ade of the home to the inside of Ranch MP requirements. any supporting porch posts. The front and sides of porches shall be open except for required and/or ornamental guardrails. A variety of roof elements shall be provided over porches. Porches may not be converted to living sgace. Front Entries 16 Seventy-five percent (75%) of the homes must have a front entry 100% of the homes have a front entry that to the home that is clearly visible from the street. Walkways from is clearly visible from the street with a the front door to the street are encouraged. majority of the walkways from the front door to the street (depending on lot conditions). Chimneys 17 Chimneys and chimney caps shall be in scale with the size of the The proposed chimneys and chimney caps home. No more than 2 chimneys shall be allowed for homes on are in scale with the size of the homes. lots in planned developments having an area less than 7,500 No more than 1 chimney is proposed for square feet. each home type. Gar a e Doors 18 Garage doors for 3 or 4 cars in a row that directly face the street All of the homes have garage doors for (2) must have a minimum of an 18" plane change between the garage cars in a row. This requirement does not doors after the 2 car garage door. apply. Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units are described in the guidelines, the intent is to have that percentage spread throughout the entire project. 3 2 3 4 ROBERTSON RANCH PA 17-PUD 06-13(A)-CITY COUNCIL POLICY 66 CITY COUNCIL POLICY 66-LIVABLE NEIGHBORHOODS Principle Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side-loaded garages, front- loaded garages, alley-loaded garages and recessed garages. Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cui- de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. l Compliance Comments All of the homes have detailing and materials unique to each of the three styles (Italian Tuscany, English Country and Mission). Front entries are visible from the street and the different elevations include covered entrances and front porches to provide visual interest and promote social interaction. All garage doors are recessed so that the front entrances to the homes are featured as the prominent design element when viewed from the street. Plans 1 and 2 have a 2-car garage that is recessed 9' from the face of the building. Plan 2 has a 3-car tandem garage that is deeply recessed 23 '-2" with a porte- cochere in front of the garage. Plan 3 is a 3-car tandem garage with 2 single-car doors and is recessed 5 '-6" from the face of the building. The-street design was approved as part ofCT 04-26/PUD 06-13. Parkway and street tree planting was approved as part of CT 04-26/PUD 06- 13. The plan is in compliance with this policy. 5 6 ROBERTSON RANCH PA 17 PUD 06-13(A} CITY COUNCIL POLICY 66 Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian-routes should be bordered by residential fronts, parks or plazas. Where street . connections are not feasible (at the end of cui-de-sacs), pedestnan paths should also be provided. Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, use~ a~ buffers from surrounding developments or to separate bmldmgs from streets. 2 P A 17 is designed as a walkable neighborhood with internal and external paths and trials. The pedestrian circulation system was approved as part ofCT 04-26/PUD 06-13. Internal paths and non-contiguous walks provide multiple routes of access throughout the community and to the Recreation Center and trail systems. The Community Recreation Center in P A 19 is located near the center of the East Village development with access via paths and sidewalks from all directions. The location was approved with SDP 06-06 and is in compliance with this Policy. '" " IOTAI.FO/tl£5aJITN. '" '""" .. 110 J!()() .. .. ., :t~.m~~fWOIQD eM-SITE. S.IJ.P. 01~ (J)lOfS.I2S~.R¥' (<i)lOTJIJI {$)lOT6VCT01-16 "D1:ltaS'.2a<D'Oifli'M ,., PURPOSf W'BHS R<WJ 1'!1'E EASEMENTS OF BECORD I'AJnBnSPBIJIIIllMWiYTIIIIIOVITR RI$TME1111CCN111U'IiSliWitE~ ~""~ """"' """"""" """" "'"" IJf( ,., /Jf(""' R£C. ~TE B tJOC.2tJ()]-m42fl II-2~20Q.1 ,_ 114X.ER QUALITY R£QU/RED TF/£ATMENT CONTROL BliP TABLE """""SWAU P.A. .10t0T711API5608 ACTJrCIEEJBJATPA I~ OISf<JSmON "'"""" GENERAL NOTES""'"" " PARKING SU.ltfMARY Jt£Smfl lfS'f(Yf ~lUI lrJTN. AaiU, . 2421 AC DJSTWC zrMIG . • • . • . . . · • • . P-C (I'WIED CQMNrr) U'aJil)M; DE POl RaJERrsai RNiOIII.P.. . RD-11 II£SIJOI11AJ.lOTS. ~ATKNARUlOTS. IG4LOTS. (F£1fSPACClO!S. lt)TAJ.£015. OlNSJY, "''· 5rHOQ.OtSTRICT. MTERDISTRICT. S£1/ERDISIRJCT. ""'"-· P£AK f&jT!JiiSIAMJ(m£,). POtiJI..£ .llJi' PR£SSlR[ ZDC. 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SCALE;,.-¥1 lit.~ 011eGI!O: 0114llllol."; 0114tp-Q. 1111~ 01\oiNPFP; 011-: 01\0hlt; 011~ 0114CSTR: 01141:111l: OU4COID I ""' ~ ~ ~ ~ ©2007 O'Day Consultants, Inc. -'-----~~-~--·-··--·------ BENCHMARK: OESCI!lPOlt ST.«WiD 11-10 STR£ET aN1ERUE ""-' lOCATION: aN1tRUE (F U. t:....w> REM AT ENQNEER'S STAnat #$HN f'ER1t.SI400-1 RECQRllFROU:~TYBlNCHtE'oElS{klt:rJIMTYtERT. fXJNTHa.J)ITA) ELD'ATlON: 61U.TP QATUit US,C. ~ t:S C::\01101•\011~54'10,20008: ....... SH££T 6 OF 6 SH££TS P.U.D. 06-13{A) I " '" ., >f Of SCAL.£:1" .. 4(1 x.• on-lfiCIID: 01141MAP: on4tp-<l; 11114omop: otl..nP; 0111HP; 0!141>otr: on-. 011-~Wll.; DI14CSnt: ou4CQRO w II II II We--~-~ OPI'. BEDRM 4 II II II ~ II II II ~ DBN OPI'. BBDRM 4 1s!2 K Jo!- P L A N 1 2,005 SQ. FT. •Robertson Ranch PA-17• McMillin Hollles l!ASSEN!AN AMP PPM 1tCO'll -- BLDG. CIRCLED NUMBERS (ITEM 11-POUCY 44) ® ® BLDG. I FRONT PLANES CLEO NUMBERS ® ® 0 I' UNITS COMPLY SEBCIR 10091>0 WITH (ITEM REQUIREMENT. 10-PQL!_CY 44) SINGLE STORY PLAN ~ 50.00' TYP.WIDTH -- -- ~ 0 ® --, I I ~ ~· I I I I ~ I I ~ ~ _L I __ _j AlLOWABLE LOT COVERAGE:3000 SQ.FT.(60% OF 5000 SQ. FT.) I;> !a ~ ACTUAL LOT COVERAGE (INCLUDING FRONT AND REAR PORCH: 2686 SQ.FT.) PLAN 1 McMillin Homes Robertson Ranch PA-17 BASSE.NIAN LAGONJ ARCHITECTS SCALE.tla·-r-0" 12.10. O:S ITALIAN TUSCANY "A" MISSION "C" ELEVATION 1 •Robertson Ranch P A-1 7• McMillin Hotnes LEFT ROOF PLAN ITALIAN TUSCANY ELEVATION 1 •Robertson Ranch P A-1 7• McMillin Hom.es BASSENAN A¥ __.._.~-12-19-07 197-04165 LEFT RIGHT 0 L_. ! ~ § : i t j______ ------! ROOF PLAN ENGLISH COUNTRY ELEVATION 1 •Robertson Ranch P A-1 7• McMillin Horr1es Anlllt.bnDl~l'lmllf IIISI.OftlouiDr.~IIIO !!nJctloatoU..._.. 197-()416!5 RIGHT MISSION ELEVATION 1 ' ' ' ' I I iD ! I l j _________ --· ROOF PLAN •Robertson Ranch P A-1 7 • McMillin Homes 1Z..19-07 197-04165 ~IAN TUSCANY ENGLISH COUNTRY MISSION PLAN 1 ENHANCED LEFT ELEVATIONS •Robertson Ranch P A-1 7• McMillin Homes Bt'.SSI:NJI\N MASS& 3 I.ACCN -~-:12,.19-07 197.()4165 w II II II ~--~~ ........ OPT.BEDRM4 ·--------- FIRST FLOOR PLAN lX 2665 SQ. FT. •Robertson Ranch PA-l. 7• McMillin Hom.es ~ A 4 AMY l.tCCNI 197-G4USS ~------------------~ 1 21'~7" 1!1'-o"' 6'-r LOFT OPI'. BEDRM 6 ~ t4±.x:~:o!2 ,. OPT.BEDRM6 BA.~: ; ·~ ~ flo ~ I Ill I~ I II ... ~ I~ I 111--:1 t==" 1---< ~ B~~:x'MS -Mr-. 1.2Ex 1oa It "' 1!1'-o"' 6'-r Zl'·T +------------------------ SECOND FLOOR PLAN lX 2 665 SQ. FT. •Robertson Ranch PA-l. 7• McMillin Hollles 197..()4165 I I I 1st FLOOR ® 50.00' TYP.WIDTii I FRONT BLDG. CD PLANES __ _ SEE CIRCLED NUMBERS 100% OF UNITS COMPLY WITHREQUlREMENT. MOD~ SINGLE STORY ---------~-~-c-~~Y~ I ALLOWABLE LOT COVERAGE:3000 SQ.FI'.(60% OF 5000 SQ. FT.) AcruAL LOT COVERAGE (INCLUDING FRONT AND REAR PORCH: 2686 SQ.FT. ALLOWABLE SECOND FLOOR SQUARE FOOTAGE (25% OF 2686 SQ.FT.): 672 SQ.FT. ACTUAL SECOND FLOOR SQUARE FOOTAGE: 660 SQ.FT. MINIMUM SINGLE STORY ROOF REQUIRED (60% OF 2686 SQ.FT.) : 1611 SQ.FT. AcruAL SINGLE STORY ROOF PROVIDED: 1977 SQ.FI'. (73%) PLAN 1X McMillin Homes Robertson Ranch PA-17 BASSl.NIAN LAGON I A!.CH!Tr.CTS SCALE t/8"•f~O" 12.10, 0.3 IT ALlAN TUSCANY "A" ENGLISH COUNTRY "B" MISSION "C" ELEVATION IX ~~TAU .. e G--5TONI': POTe+ei.J" DooPOAMllit;IM e-+eTAL. ROLL UP POOR. ..... = .......,.,.,........., s.-F1-ATTIU! ~""""'.....,. .,-.,T""" ~ ""''""'"' 64"0AM "!'RRM t+-toe'rAL. ROL.L UP DOOR 1~ BARRel.. G~ ATHIP'5,.trr.NO~ •Robertson Ranch P A-1 7 • McMillin Homes llAS5fNAN MEA *PH J.}C,(N 197-04165 r--- 1 I I I ROOF PLAN ITALIAN TUSCANY ELEVATION IX •Robertson Ranch P A-1 7 • McMillin Hon1es J!r4.SSfNrAN p .. LEFT 'RIGHT r--- 1 I I I I REAR ~-----1 I I I I ENGLISH COUNTRY ELEVATION IX ROOF PLAN •Robertson Ranch PA-17• McMillin Homes ~ &&&& .___...,__ 12-19-07 197.ot.16:5 r--- 1 I I I I REAR ROOF PLAN MISSION ELEVATION IX •Robertson Ranch PA-17• McMillin Homes ----197-04165 ·---------------' ' ' ITALIAN TUSCANY I ENGLISH COUNTRY MISSION PLAN IX ENHANCED LEFT ELEVATIONS •Robertson Ranch P A-1 7• McMillin Homes OPT.BEDRMS DBN/OPI'. BBDRMS 12ex 12!!! I I I I =========== =•--+---+- FIRST FLOOR PLAN 2 ® 3,045 SQ. FT. •Robertson Ranch P A-1 7 • McMillin Hom.es llASSENAN MWI¥ IXlCN ........... "_ ....... - OPT. LOFT OPT. RETREAT L __ _ ___ _j SECOND FLOOR PLAN 2 ® 3~045 SQ. FT. •Robertson Ranch P A-1 7 • McMillin Hom.es lWlSfNIAN W H -1 J..2..19-07 1974l165 .50.00' TYP.WID1H ROBERTSON RANCH MASTER PLAN SUPERSEDES ITEM 12- POUCY44 giS 8. ~ -~ !FRONT~~----~~~------~----------------------_,~\-----~ PLANES -------~ID~ffi! -----Sil-C0-~~0RY. ALLOWABLE LOT COVERAGE:2250 SQ.FT.(45% OF 5000 SQ. FT.) ACTUAL LOT COVERAGE: 2178 SQ.FT. PLAN 2 McMillin Homes Robertson Ranch P A-17 BASUNIAN LAGONI ARCHITECTS SCALl. 1/8"•1-CT 12.19. 0-' ALlAN TUSCANY ENGLISH COUNTRY "B" MISSION "C" ELEVATION2 •Robertson Ranch P A-1 7• McMillin Hontes _ __,_-12.-.19-07 19'1..()4165 LEFT RIGHT t---- 1 I I I I REAR ~-----------------~=~-1 I ---7! I ITALIAN TUSCANY ELEVATION 2 ROOF PLAN •Robertson Ranch P A-1 7 • McMillin Homes '&\CaNAN **** 243 JK:XN -~-12.-19-07 197.()4165 LEFT RIGHT r---- 1 I I I I REAR -------1- I I I I I I ~---------------------------------------- ! ~~~ I I r-~--; --;--1 r::r-:-___ -__ -__ .,..,. ___ -_~-l,!-~v:.J..-_-___ -___ -__ ..,1 ' ' : ~ l v~ ----= _____ _~ ! • f -----~--~ ! i ENGLISH COUNTRY ELEVATION 2 •Robertson Ranch PA-17• McMillin Hoiiles LEFT RIGHT t---- 1 I I REAR -------1- ·-----------------~=~- ' ' ' __________________ ! ROOF :PLAN MISSION ELEVATION 2 •Robertson Ranch P A-1 7• McMillin Hom.es -~;;;;_;;;;;;;;;o;OiiO""".,.;;;;;;tu-,.., 197..Q4165 ITALIAN TUSCANY -1----- ENGLISH COUNTRY MISSION PLAN 2 ENHANCED LEFT ELEVATIONS •Robertson Ranch P A-1 7• McMillin Homes 197-o4165 DEN 10!!!)(.1.2.:! OPT. DEN 51Nl" 40'-<1" 9'-2" 8'-0" 40'-<1" FIRST FLOOR PLAN 3 • 3,287 SQ. FT. •Robertson Ranch P A-1 7 • McMillin Hollles BAS5EN!I\N ••• lJ-!!"'!""!""""!Ll IICIIlllnlllltlallltltD Jnr!!t .... Cll.......m ...... -- 197.o4165 12-~ OPT. RETREAT I I L __ _ ___ _j SECOND FLOOR P L AN 3 • 3,287 SQ. FT. •Robertson Ranch PA-17• McMillin Hom.es ~BlDG_--. I ~CIRCLEDNUMBERS 100% OF UNITS WITH REQtllRBMENT. (ITEM 11-POUCY 44) I FRONTBLDG. PLANES SEE CIRCLED NUMBERS 100% OF UNITS COMPLY WITH REQtlJRBMENT. 50.00' TYP.WIDlli ~==~1~~PQ~CY~~--~~-----------~-~-c-~~Yffi I ALLOW ABLE LOT COVERAGE:2250 SQ.FI'.(45% OF 5000 SQ. FI'.) ACTUAL LOT COVERAGE: 2180 SQ.FI'. PLAN3 MMi!lin Homes Robertson Ranch PA-17 BASSENIAN LAGON! ARCHITfCTS SCALE 1/S'=f~O" 12.19. 0.') ITALIAN TUSCANY ENGLISH COUNTRY MISSION ELEVATION3 "A" ........,........., ~ ~AAIU~ ...sTOlE ~~e~ AT HIP& AND fll!P65 -= ....-.oAATM!!-.. 14"!eTAL. ROU.. UP I)OOFt .J.f'OJoM~IM "B" "C" •Robertson Ranch P A-1 7• McMillin Homes 1!1\SSENAN &?b • 'l}C(N :t« LEFT RIGHT r------ 1 ' I I I REAR ----------~~~-~- ,.-------1 I I I I ---------------------llm---------------ure«'~__./ -=:_7-: I I I ROOF PLAN ITALIAN TUSCANY ELEVATION 3 •Robertson Ranch P A-1 7• McMillin Homes lltl$EN!AN 4 A LEFT RIGHT REAR I •• ---------------------111---------------utetii'I'DCII__/ ROOF PLAN ENGLISH COUNTRY ELEVATION 3 •Robertson Ranch PA-17• McMillin Hotnes lWISENIAN ME* 197.()4165 LEFT RIGHT REAR l=t=lll ; j,--111 +i t:fli-I±J+ ---------------------111---------------~-..... ~ --~~ I ROOF PLAN MISSION ELEVATION 3 •Robertson Ranch PA-17• McMillin Hollles _ __,.__ lZ-19-07 197..()416.5 ITALIAN TUSCANY -------:1 I ENGLISH COUNTRY MISSION PLAN 3 ENHANCED LEFT ELEVATIONS •Robertson Ranch P A-1 7 • McMillin Hollles _._....,_,.....__ 12-lP-0'7 197~165 r----------------------------------------------------------------------------------------------------------------------------------, ••• ~~ • • en ~ ~ Robertson Ranch East Village Tentative Map Landscape Concept Plan Planning Area 17-Typical Front Yards i jli // 1: ~;y uili ,,:' 'IJ: ,II 1 i? I t </ LEGEND 1 ntteSheet 2-4 Landscape Concept Plan 5 Plant Legend, Notes & Detslls DeveiOPf!l'& Nam. & Addi'Ms: Calavera Hills II, LLC A CN.\fORNIA.I..IMlTED l1AB11..TTY COMPANY P.O. BOX 85104 San Diego, CA. 92188-5104 ph. (619) 794-1252 fax (619) 336-3010 Land!oap!Arctiteot Howard Associates, Inc. #350 8880 Rio San Diego Drive San Diego, CA. 92108 ph. (619) 718-9880 fax (619) 718-9669 o~~- I"V e--~ J...'.t < 0 <t: .-. ~ ~ (.) ~ 0~ "' C/)"0 Qcn,; ~<· ....,&-.4 •• • • • • •••• ~. 0 >-~ z <tS :1 0 wen ~ ;:!::J ~ WI-:r::z g (.)<( ~ W::J ~ ~ ~ 61..ACK O!Ar-10NP VINYL. ~Ai'"IN eD6e ("r(PJ C.ONC.RETE J"Va..LI< (T'(P) BLAC:.,.:. OIAMOND VINYl.. L.~ED6E('1"'1"1=") CONCRETE I"'ALK (TYP.) BLACK PIAMOND YIN"l"L LAYiN ED6E (1yp) I""''J'f0:=~rytt====t=?v;==.,~ttt~r-==t==y~\=7~ttrt====f1~:=""::;zt~--C.ONGRETE SIDEJ'IIN..K PER ENS>INEER '5 I'LAN5 (TYF') STREET TREe5 AND nJI'V" FER PA 16-16 LANP!:GAPE f'I-.AHS C.ONUt.eTE ~IYEY'\A'!" PER EN61NEER'5 PLANe-(1YF) OONCRf:TI:: SIOEI"'AL.K FER Et-ic;fNEER'S PLANS (rrP) STREeT 'T'R.el::5 ANO' Tl.IRF FER PA 16-le LANDSCAPE PL.ANS CONCRETE SlOEYiAL.K PER ENGINEER'S PLANS (T'T'?) S"TlU;ET TREES ANO TURF FeR FA 16-16 LAND5GAI"''!! PLAN6 • • • • • • • • ...... 0 5' 10' 3f1 n..r:::-1 eLAGK DIAMOND VIN'fi...L.~ED$~ !m'J CONC.RETE i"'.ALK (lYPJ 1-0 ....J i Cl: w I z Cl: 0 0 ~ ....J () ~ a: ~ PLANTIN5 f'ER PA 16-le LANDSCAPE PLANS -J--;._J'i>""-'---'-.J-CONCI'ETE CIRIVEf'I.Ar,.Y!'i;R EN/SoiNEER'S PLANS (TYP.) CONCI'U:TE SIDE~Kf'ER EN61NEER'5 PL-ANS ITYPJ ~~~~~~~~~j_ ______ _l~==~~~~~~~~~JL ____ _l~~~~~~~~~~~--------~~~~~~Jf-~~:.~g neHE l"tAL..L PER Y'V\1...1.. AND FENCIN6 PLANS ~ CONCRETE DRivt:HAY PER EN51NEER'5 PLANS trr'PJ C.ONG-RETE MOHc.UR6 GONC..REll: ~lt::!EY{ALX PER ENGoiNEER'S PLANS ("IYP J ' 1-0 i ....J Cl: w I z Cl: 0 0 § ....J ~ () ~ a: ~ PLANTING PER PA 16-le L.AINOSC:.APE PLANS LANDSGAPE PL.ANS THEME Y'iAL.L PER 1'\AL.L. ANO F~NC.INoSo PLAN9 EI..&J :50-96" WALL PE!R riALL. ANO FENCING Fl.ANS BLACK DIAMOND VINYL LAViN ED6E(TT'PJ CONCRETE DRIVE~"r"' PER ' EN61NEER'S PLANS (TYp J CONCRETE MO)IIIC.l.RB COMGFtETE SlDE;Y'tALK PER EN61NEER'5 PL .... N!> ("IYPJ 0 5" 10' 30' !:J ! ~~cs LL~i I !j~ ::: ~ P ... TI!. ""IIA'o& ,.,......,., "" ..JOB~ De056DI ... 1.1!. - PLANTING PER PA I LANDS~;.APE:: P1.AN5 PLANnN5 PER PA LANDSC.APE PLANS THEME ~L PER I"V\LL ANP Ft:NC-ING PLANS ~·~~ifl~ir.-~i~~j\;...,.,-:-:-;-U-::--il(-+ct--~~~~~ ~~ER VW-.1. AN£' eL,t.,c..K DIAMOND Vlt-n"L L~ ED6E (n"P) --CONCRETE DRiVE~AY PER EN.!IINEER'S ~ANS (TYP J GONGRETE HOI'iGURB GONCRI:m: !!1\DEY'tA..LK f'E:R EN!SINE:I::R'S PLANS (rrPJ SLACK 01..-.MONO VJN'T"L I..AV't4 EDGE (T'(P) CONCRETe DRIY'EY'iA'T' F'ER EN61NEER'5 PLANS (T'(P) CONCRETE MO\o'IIC.IJRB C.ONC.F<:ETE 5\DEI"tALK PER EN61NEER'9 PLANS (rrP) 0 5' 10' 30' n...r:::-1 • • • • • • • • "'"'"""""' 0 SLOPE PLANTING NOTES: SLOPES 6:1 OR STtEPER REQUIRING EROSION CONTROl MEASURES AS SPECIFIED HEREIN SHALL BE lREATED Willi ONE OR MORE OF THE FOLLOWING Pl..AfmNG ST.tHOARDS" "A". STANDARD_,, • COVER CROP! REINFORCED STRAW MAmNG: COVER CROP SHALL BE A SEED MIX TYPJCALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, ClOVERS AHDI OR M..DFtOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY AF'PROVAL PRIOR TO APPliCATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WllHIN (30) DAYS. -TYPE OF REINFORCED STRAW WITIING SHALL BE AS APPROVED BY THE CllY AND STAI<ED TO THE SLOPE AS RECOMMENCED BY THE MANUFACTURER. -REINJ:"ORCEO STRAW MArriNG SHALL BE REQUIRED WHEN PLANTING OCCURS BETmEN AUGUST 15 AND APRil. 15. DURINO TliE REMAINDER OF lliE YEAR, THE COVER CROP ANOIOR REINFORCED STRAW MATTING M-'Y BE USED. •s• • STANDARD N2. GROUND COVER ONE HUNDRED (100%) PERCENT OF Tl-IE AREA. SHAU BE PW4TED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF RATTED MA1ER~l AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). ~c· · STANDARO t3 ·LOW SHRUBS LOW SPREADING WOODY SHRUBS (PlANTED FROM A MINIMUM OF 2-314. LINERS) SHALL COVER A MINIMUM OF SEVENTY (7D'tlo) PERCENT OF THE SLOPE FACE (AT MAlURE SIZE) •[)" • STANDARD 14 -TREES/ ANDI OR LARGE SHRUBS TREES ANDIOR LARGE SHRUBS SHALL BE (Pl»>TED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT A MINIMUM RATE OF ONE (1) PLANT PER TWO HUNDRED (200) SQUARE FEET SLOPES· 6:1 OR STEEPER AND: 1. 3' OR LESS IN VERTICAL HEIG!ir AND ARE ADJACENT TO PUBLIC WAlKS OR STREETS REQUIRE AT MINIMUM STANDARD 11'1 b. 3'-6' IN VERTICAL HEIGHT REQUIRE STANDARDS #1,12, AND #3. c. IN EXCESS OFf! IN VERTJCAL HEIGHT REQUIRE STANDARDS .t. f2,83,ANOIU. AREAS GRADED FLAT11!R THAN Q:t REQUIRE STANDARD #1 (COVER CROP) WHEN lliEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS; a. SHEET GRADED P.ADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. b. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. c. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE BPECIAL CONDITIONS THAT WARRANT IM'-'IEDIATE TREATMENT. ALL SLOPES SHALL BE PLANTED TO MEET CITY OF CARLSBAD LANDSCAPE POLICIES & REQUIREMENTS IN SECTION IVE OF THE LANDSCAPE MANUAL SYMBOL SI2E (:) 111GALLON TREE 0 &GALLON 0 &GALLON 0 1 GALLON 0 1 GALLON .. SOALLON 1/ .. :-:",'D sao HI FLATS @12"0.C. FRONT YARD PLANTING LEGEND SCHEME A SCHEMEB TUSc.NY ENGUSH COUNTRY ERIOBOTRYADEF\..EXA MAGNOLIA 1.1TTI.EGEM BRONZE LOQUAT DWARF MAONOUA LIQUSTRLM TEXANUM NERIUM 'PETITE SALMON' TEXAS PRIVET DWARF OLEANDER EURYOPS VERDIB PHOAMIUM 'MAORI MAIDEN' NO COMMON N.'ME NEW ZEALANDR.AX RAPHIOLEP1S 'IW.LERINN lAVANOULASTOECHAS INDIA HAWTHORN SPANISH LAVENDER ABAPANTHUS AFRICANUS UROPE 'SILVERY SLINPROOP LILY OF THE NILE LILY TURF JABMINUM POLYANTMEWM DISTICTIS BUCONATOI'VA JASMINE RED TRUMPET VINE MARATHON DWARF FESCUE M.&.RATHON DWARf FE9()JE TURf TURF TRACHElOSPEAMUM ~MINOIOES ROSMARINUS PAOSTRATUS STAR JASMINE ROSEMARY - -BlACK DIAMOND VINYL LAWN EDGE TYPICAL SIGNS IBL ... CKLOOO r-PURPLEB.t.O<l'OIJ~D I I-· r'·Bl.AO<L£Trus 12"Jlfi"Slzt .D."l2.t.UIMINUt.I,.OSDA.9SPL.ASTIC ORSTICK-ONVINYLSitlttS Invasive Plant Control Aprltxfty/nlheUVBf'IJHprogn~mof~m31n~wlthC.'-'m HfJIJI:Jthtlconlrolofln~Nid•J«JtJclt'Hd"'bn~ttntothtl nllttvoOOBSI»>IIltfltloJCtt.IOM/tJ~rrarflllblmtcorrfdorl. 1Jtnll\.wdl shaflbecontrr:JIJ«ibolhonthiiPf'rlphetyoftMntrttwlcotridora.lfldln nlllfvri~MidffmsliPP'fJ-'8fooll1lHIS.. SuchmalniBnBtlctJ will be conducttJdbythl~~.lltldshalbestrpulstsdlniM CC&R'o. MMt weeds cen be ersd/cll(f!Jd by vlg1/8nt hand pul~ en a reguf• bull. Otlttlrsue/t~8111Jflt»sprayNorcuttJndpMnl«<wlthherblcldeomror trK~~WIImuloi~M!l»T"fJOB. Herbicidssflhoufdbeused~ .nd My with lluJ ~Slid supeMs/on of IJ llcdMed pest COfltrol advl5a. NOTE: 1. All non-lawn areas ahallower than 3:1 alope lhlllll receive a'S IByerd~ muk:tt. 2. All front yBrda llhBR be rmllotalned 1:1\1 lndMduai homeow!Wfl 3. The Irrigation a)'StBml few each private yard ehall be dallgneldaccorclhgtothl!lfollowlngguldellnaa: a. varvaaystamsahall ba separated according to sun eq:JOSUI"8 and plant rmtarii!Jitypee b. Irrigation .,-.ttma ahall LllPI:~:• drip Irrigation, km-fbw 11Pf8Y hMd!i and otharWIUI"1lMng equl~wh«t>~ c. Eac:h controlllf shall h..,. a rain llhUt-ofl'd!Wb d. All1pray heads 1hd M adjultlld aothal TtOover apnrywaltaonwa!kl,curbs,crdrnoa. Fire Protection lnfonnation T1Mpn:1pOCfldp/lmtingl'llfJJCOfll'otmancewiti!IMCrtyclc.rfsb«J Ltmd&::~Jpt~Mllnuelpollc/Htmd~. The{JI'rJP(JUdproj«::t.not bound6d by hszardous nmlve ~/Jon. SCHEMEC MISSION RHAPHIOLEPIS 'MAJESTlC BEAU1Y' INDIA HAWTHORN STRB.IT:aA REQINAE BIRD OF PAAAOISE ESCALLONIA 'COMPACTA' ESCALLONIA PITTOSPORUM WHEB.ER1 WHEELER'S rJNAFF HEMEROCAUIS HYBRIDS DAVULY • • • • GELSEMIUM SEMPEfMFIENS CAROLINA JESSAMINE + + • + MARATHON DWARF FESCUE 1\IRF LANTANA 'SPREADING SUNSHINE' YEl.lDW TRAILING I...ANTANA ~~ ~ ~i IL8 w 18. ili ,_ !J "-.S ~j